Sources and methods

The condo registry: Florida DBPR

The Division of Condominiums, Timeshares, and Mobile Homes publishes five regional extracts of approved, acknowledged and recorded condominium projects (27,972 projects; file of October 3, 2026). DBPR public records. Each row is a project, so a complex built in phases appears several times. We group projects into communities by normalized name, ZIP and managing entity, and list the phases inside the community page. Only approved projects with 25 or more units get a place on this site: 12,880 communities.

"Declaration recorded" is the date the declaration of condominium was recorded. It is not a certificate of occupancy date. DBPR doesn't define its status codes publicly, so we show only that a project is approved and never print or imply anything from the secondary status.

Year built: property rolls and SIRS filings

Florida Department of Revenue 2026 property tax rolls ("NAL" files), condominium unit parcels only (use code 004), DOR data portal. We aggregate unit parcels to a building address and take the actual year built (not the appraiser's effective year). A roll match to a project is shown only when the street address matches, or the legal-description name matches within the city and the unit-parcel count is within 0.7 to 1.4 times DBPR's unit count. About two thirds of 25+ unit projects clear that bar, less in Sarasota, Duval, Monroe and Charlotte counties.

The second year comes from the association's own SIRS filing (its construction year). When both exist and differ by more than 3 years, the page shows both. The age we use for a deadline is the earlier of the declaration year and the best year built.

SIRS database and building report: DBPR

DBPR's SIRS reporting page links two Qlik apps: studies submitted before July 2025 (completion date, floors per building, construction year, who completed it) and those submitted from July 2025 (existence only). A third app lists buildings and units per building from the SB 4-D report. DBPR SIRS reporting. We read them through the public Qlik engine with an anonymous session, one pull per app, and keep the last good snapshot.

Matching: the pre-July app by DBPR project license, then by name and city similarity of 0.8 or more; the post-July app, which carries no project number, by city and name similarity of 0.8 or more; the building report by DBPR file number. Of communities with 25 or more units, DBPR's database lists a study for 31%. We treat every count as a floor.

DBPR's models also hold contact names, phone numbers and email addresses, and a study-cost field. We never request the contact fields, and we publish nothing from the cost field, because DBPR shows entries exactly as submitted and some look like repair totals rather than study fees.

Associations and managers: Sunbiz and the CAM file

Florida Division of Corporations quarterly non-profit file (July 1, 2026), matched to the registry's managing entity by normalized name: whether the association is active and its latest annual report year. We don't extract or publish officers or directors, who are volunteer residents, and we show a registered agent only when it is a company. Sunbiz data downloads.

DBPR's community association manager licensee file (September 30, 2026) lists firm office addresses. When a community's managing-entity mailing address equals a licensed firm's office address, the page says the mailing address matches that office. It never says the firm manages the building. DBPR CAM records.

Place: geocode, coastline and flood zone

The Census Bureau's batch geocoder places 9,070 communities with a numeric street address. Census geocoder. Distance to the coastline is our calculation to the nearest segment of the TIGER/Line 2024 coastline, which includes bay and sound shorelines, so it is slightly generous. It isn't a statutory distance: the law has no automatic 3-mile rule (s. 553.899(3)(b), F.S.). TIGER/Line.

The flood zone is FEMA's National Flood Hazard Layer queried at each geocoded point (October 5, 2026), for 8,973 communities. NFHL MapServer layer 28. A zone here is a map reading at one point, not a flood determination. This site is not endorsed by FEMA.

Local lists and building officials

Palm Beach County's milestone layer for unincorporated areas and the City of St. Petersburg's building status layer are matched by address to a small number of communities (snapshots of October 5, 2026). Their statuses appear in neutral words. Absence from a partial list says nothing, so we never show it. For each city and county we link its building department's own page and a lookup portal only where we loaded the URL and checked it. A city we couldn't verify says "the city or county building department".

The statute

Milestone inspections: s. 553.899, F.S. (history: ch. 2022-269, ch. 2023-203, ch. 2024-244, ch. 2025-175). SIRS: s. 718.112(2)(g), F.S. Both read October 5, 2026. Statewide milestone counts: OPPAGA Report 26-04 (August 2026). The wording of each page follows one rule: with no certificate of occupancy and no story count in any public record, every deadline is conditional, so pages say "probably due", "may already be due" or "would have been due", and never say whether an inspection happened.

The due-year rules are one tested function, scripts/rules.py, with a TypeScript twin that runs the deadline calculator; both pass the same cases, including buildings whose 30th year was 2021, 2022, 2023 to 2025 and 2026.

How pages are written

Each page is generated from the records above by templates with fixed sentences keyed to the data, then checked by scripts for banned wording, empty fields and near-duplicate text before it ships. No person is named as an author. Something wrong? Corrections.